1155 Pease Rd #49 · Yuba City, CA 95991

$89,000

3 bd · 2.0 ba · 1,536 sqft · Manufactured · 26 Days on market

Manufactured home 55+ age-restricted Built 1974 Good condition 3,920 sqft lot $58/sqft · 29% below area Est $125k · 29% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.6

Listing remarks

$2500 SELLER CREDIT towards interior painting included. Move-in ready home in a 55+ community! Spacious 1,500+ sq. ft. home features 3 bedrooms, 2 baths, and a cozy fireplace. Located on a corner lot in the peaceful Village Green Senior Park. Large open greatroom with master bedroom on one side of the home and additional 2 bedrooms on the opposite side. Exterior covered parking and plenty of gardening space. Fees include access to community pool & clubhouse, water, sewer and cable.

Key facts

• Gardening space
• Covered parking
• Clubhouse

Tags

• MOVE IN READY
• CORNER LOT
• COVERED PARKING
• GARDENING SPACE
• COMMUNITY POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 3.6% in Yuba City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#111 in CA, #3,863 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+, cost of living F.
• Yuba City Unified (urban): math 20% / reading 53% proficiency, ranked #263 of 517 in CA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: April Lane Elementary (464 students, 81% FRL); Gray Avenue Middle (688 students, 89% FRL); River Valley High (math 23% / reading 53%, grade F, #571 of 1,170 statewide, top 49%, 1,771 students, 70% FRL) — zoned schools average 80% FRL vs 58% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 305 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 73 units permitted in Sutter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sutter County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.89% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.54%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $125,000
• List price: $89,000
• Delta: -28.80%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 Pease Rd #514	0.00mi	3/2.0	1,536 (0%)	4mo	$115,000	$75	96
1155 Pease Rd #59	0.09mi	3/2.0	1,512 (-2%)	5mo	$125,000	$83	89
1155 Pease Rd #517	0.16mi	3/2.0	1,536 (0%)	10mo	$95,000	$62	84
1155 Pease Rd #304	0.01mi	2/2.0 (-1)	1,440 (-6%)	2mo	$129,000	$90	82
1155 Pease Rd #511	0.15mi	3/2.0	1,344 (-12%)	1mo	$85,000	$63	72
1155 Pease Rd #408	0.18mi	2/2.0 (-1)	1,404 (-9%)	3mo	$155,000	$110	70
3120 Live Oak Blvd #150	0.36mi	4/2.0 (+1)	1,560 (+2%)	11mo	$177,777	$114	67
3120 Live Oak Blvd #111	0.36mi	3/2.0	1,664 (+8%)	7mo	$175,000	$105	64
3120 Live Oak Blvd #102	0.28mi	3/2.0	1,680 (+9%)	10mo	$165,000	$98	62
1155 Pease Rd #224	0.05mi	2/2.0 (-1)	1,320 (-14%)	8mo	$100,000	$76	62
3120 Live Oak Blvd #167	0.24mi	3/2.0	1,338 (-13%)	12mo	$140,000	$105	57
3120 Live Oak Blvd #20	0.41mi	2/2.0 (-1)	1,440 (-6%)	15mo	$202,000	$140	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.79% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.17×
• Total profit: $29,259
• Equity at exit: $13,270

10-year hold

• IRR: 35.3%
• Equity multiple: 4.06×
• Total profit: $76,283
• Equity at exit: $7,695

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 5 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $142,000 ($98/sqft)
• Median days on market: 74 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: -17.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 95991

• Rents YoY: 1.8%
• Active inventory: 305
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $717

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 52%

Sensitivity live

Price	-10% $779	-5% $748	+0% $717	+5% $687	+10% $656
Rent	-10% $584	-5% $651	+0% $717	+5% $784	+10% $851
Rate	-1.0pp $762	-0.5pp $740	base $717	+0.5pp $694	+1.0pp $671

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,250
• Closing costs: $2,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 Live Oak Blvd Yuba City, CA	2.0	2.0	1344	$1,610	$1.20	22d	1	0.27mi
1031 Beymer Loop Yuba City, CA	3.0	2.0	1689	$2,800	$1.66	23d	1	0.27mi
1866 Woodland Dr Yuba City, CA	3.0	2.0	1481	$2,020	$1.36	17d	1	0.89mi
1854 Woodland Dr Yuba City, CA	3.0	2.0	1146	$1,604	$1.40	10d	1	0.91mi
1854 Woodland Dr Yuba City, CA	3.0	2.0	1146	$1,604	$1.40	21d	1	0.91mi
1335 Meadowlark Way Yuba City, CA	3.0	2.0	1710	$2,500	$1.46	184d	1	0.94mi
1101 Northgate Dr Yuba City, CA	3.0	2.0	1817	$2,300	$1.27	184d	1	0.97mi
1580 Portofino Dr Yuba City, CA	3.0	2.0	1641	$2,650	$1.61	6d	1	1.18mi
1722 Clark Ave Yuba City, CA	3.0	2.0	1479	$2,500	$1.69	162d	1	1.18mi

Property features AI

Finance

• Financial info: Land lease: $750
• HOA & community: Senior community

Exterior

• Parking: Attached, covered parkingNo garage
• Utilities: Cable availablePublic sewerPublic waterElectric service
• Home design: Double-wide manufactured homeUpdated and remodeled
• Construction: Built in 1974Bitumen roofAluminum skirting
• Exterior features: Covered deckCovered patioPorch awningCarport awningStorage shed

Interior

• Kitchen: DishwasherFreestanding electric rangePantry cabinetLaminate countertop
• Bedrooms: 3 bedrooms
• Flooring: Laminate and tile flooring
• Bathrooms: 2 full bathroomsTub and shower combination
• Heating & cooling: Central heatingCentral coolingCeiling fans
• Interior features: One fireplace in the living roomDual-pane windowsDining and living room combination
• Laundry & utility: Inside laundry room

Listing history 50 events

1. 2026-11-08
   days on market $89,000 Active 26 DOM
2. 2026-11-07
   days on market $89,000 Active 25 DOM
3. 2026-11-06
   days on market $89,000 Active 24 DOM
4. 2026-11-05
   days on market $89,000 Active 23 DOM
5. 2026-11-04
   days on market $89,000 Active 22 DOM
6. 2026-11-02
   days on market $89,000 Active 20 DOM
7. 2026-11-01
   days on market $89,000 Active 19 DOM
8. 2026-10-31
   days on market $89,000 Active 18 DOM
9. 2026-10-30
   days on market $89,000 Active 17 DOM
10. 2026-10-29
    days on market $89,000 Active 16 DOM
11. 2026-10-28
    days on market $89,000 Active 15 DOM
12. 2026-10-27
    days on market $89,000 Active 14 DOM
13. 2026-10-26
    days on market $89,000 Active 13 DOM
14. 2026-10-25
    days on market $89,000 Active 12 DOM
15. 2026-10-24
    days on market $89,000 Active 11 DOM
16. 2026-10-23
    days on market $89,000 Active 10 DOM
17. 2026-10-22
    days on market $89,000 Active 9 DOM
18. 2026-10-21
    days on market $89,000 Active 8 DOM
19. 2026-10-20
    days on market $89,000 Active 7 DOM
20. 2026-10-19
    days on market $89,000 Active 6 DOM
21. 2026-10-18
    days on market $89,000 Active 5 DOM
22. 2026-10-17
    days on market $89,000 Active 4 DOM
23. 2026-10-16
    days on market $89,000 Active 3 DOM
24. 2026-10-15
    days on market $89,000 Active 2 DOM
25. 2026-10-13
    pricedays on marketlisting id $89,000 Active 1 DOM
26. 2026-09-30
    days on market $99,500 Active 122 DOM
27. 2026-09-29
    days on market $99,500 Active 121 DOM
28. 2026-09-28
    days on market $99,500 Active 120 DOM
29. 2026-09-27
    days on market $99,500 Active 119 DOM
30. 2026-09-26
    days on market $99,500 Active 118 DOM
31. 2026-09-25
    days on market $99,500 Active 117 DOM
32. 2026-09-24
    days on market $99,500 Active 116 DOM
33. 2026-09-24
    days on market $99,500 Active 115 DOM
34. 2026-09-22
    days on market $99,500 Active 114 DOM
35. 2026-09-21
    days on market $99,500 Active 113 DOM
36. 2026-09-20
    days on market $99,500 Active 112 DOM
37. 2026-09-18
    days on market $99,500 Active 110 DOM
38. 2026-09-17
    days on market $99,500 Active 109 DOM
39. 2026-09-16
    days on market $99,500 Active 108 DOM
40. 2026-09-15
    days on market $99,500 Active 107 DOM
41. 2026-09-14
    days on market $99,500 Active 106 DOM
42. 2026-09-13
    days on market $99,500 Active 105 DOM
43. 2026-09-12
    days on market $99,500 Active 104 DOM
44. 2026-09-11
    days on market $99,500 Active 103 DOM
45. 2026-09-05
    days on market $99,500 Active 97 DOM
46. 2026-09-04
    days on market $99,500 Active 96 DOM
47. 2026-09-03
    pricedays on market $99,500 Active 95 DOM
48. 2026-08-31
    days on market $105,000 Active 92 DOM
49. 2026-08-30
    days on market $105,000 Active 91 DOM
50. 2026-08-29
    days on market $105,000 Active 90 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 32 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,238
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$2,589
• Taxable income: $7,646
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $6,773/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,680–$23,040 screening

This move-in ready manufactured home in a 55+ community is in good condition with minimal updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New kitchen appliances — Modernizes the space and adds value. ↑
• Both New paint in interior walls — Refreshes the space and adds value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary April Lane Elementary Middle Gray Avenue Middle High River Valley High F CA #571/1,170 Nat'l #8,877/17,239

Schools (NCES district)

• District: Yuba City Unified
• NCES district ID: 0643470
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 53% ▲ 5.00%
• Median HH income: $50,923
• Composite: 31.55/100
• National rank: #5956
• State rank: #263 of 517 in CA

B Composite livability gradescore 75/100

Livability — Yuba City

• Score: 75/100
• State rank: #111
• US rank: #3863

Category grades

Amenities A Commute A+ Cost of living F Crime D+ Employment C Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yuba City, CA
• County: Sutter County · 97,244 people
• City population: 81,625
• Metro: Yuba City, CA
• Population (ZIP): 42,579
• Household income: $70,590
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 16% of renters

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Population outlook (Sutter County) Hauer SSP2

• Today (2025): 97,244 people
• By 2030: 97,170 · -0.1%
• By 2040: 96,137 · -1.1%
• By 2050: 93,604 · -3.7%
• By 2075: 85,008 · -12.6%
• By 2100: 71,584 · -26.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 41% White 37% Two or more races 19% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2%
• Languages at home: 60% English-only · Spanish 28% Other Indo-European 10% Other Asian/Pacific 1%

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Political lean MEDSL · Sutter

• 2024 margin: Solid R (+31.4) · D 33.1% · R 64.5% · Other 2.4%
• 2008→2024 swing: -14.7pp toward R · 2008: -16.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+16.4 2016: R+16.3 2012: R+21.8 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -343.11%
• Current HPI: 240.3835
• Rent YoY: ▲ 1.79%
• Metro: Yuba City, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Property features AI

Finance

• Financial info: Land lease: $750
• HOA & community: Senior community

Exterior

• Parking: Attached, covered parkingNo garage
• Utilities: Cable availablePublic sewerPublic waterElectric service
• Home design: Double-wide manufactured homeUpdated and remodeled
• Construction: Built in 1974Bitumen roofAluminum skirting
• Exterior features: Covered deckCovered patioPorch awningCarport awningStorage shed

Interior

• Kitchen: DishwasherFreestanding electric rangePantry cabinetLaminate countertop
• Bedrooms: 3 bedrooms
• Flooring: Laminate and tile flooring
• Bathrooms: 2 full bathroomsTub and shower combination
• Heating & cooling: Central heatingCentral coolingCeiling fans
• Interior features: One fireplace in the living roomDual-pane windowsDining and living room combination
• Laundry & utility: Inside laundry room